Report 2023 - 377 regarding proposed Zoning By-law Amendment application (File OZS23-00 7) from MHBC Planning on behalf by the owner… be received

7:43This is a zoning bylaw amendment.

7:45We're gonna first have a presentation from our staff,

7:48Kelly McCormick, who is a senior development planner,

7:52and we have one delegation signed up to this one already.

7:56And so at this time, I will turn it over to you, Kelly,

7:59and go right ahead.

8:02Excellent, thank you.

8:03Good evening, Mayor Guthrie, members of council,

8:06staff and members of the public.

8:08My name is Kelly McCormick,

8:09and I am a senior development planner for the city,

8:12and I am reviewing the zoning bylaw amendment application,

8:14the city received from MHBC planning

8:16on behalf of the owner 2488995 Ontario Limited

8:21for the property, musically known as 331 Clare Road East.

8:25The proposed application seeks to permit the development

8:27of eight stacked townhouse blocks

8:28consisting of a total of 136 units.

8:32Tonight's meeting is a statutory public meeting

8:34required under the planning act.

8:36No decision will be made on tonight's application.

8:39And so I will now introduce the application

8:41and the subject lands.

8:44The subject site is located on the south side

8:46of Clare Road East across from Tolton Drive.

8:48The site is rectangular in shape

8:50with approximately 171 meters of frontage

8:53along Clare Road East.

8:55It is approximately 1.65 hectares in size.

8:58The site currently consists of vegetation,

9:01a detached accessory structure,

9:03and a vacant two-story stone dwelling,

9:05which is listed under part four, section 27,

9:07of the Ontario Heritage Act,

9:09and the city's municipal register

9:10of the cultural heritage properties.

9:14Since the public meeting staff report was prepared

9:16for this application,

9:18a heritage attributes and designation recommendation

9:20was presented to Heritage Guelph

9:22at their meeting on October 10th for the site.

9:26Heritage Guelph supported the heritage attributes

9:29as outlined in the associated staff report

9:31and recommended council give notice

9:33of its intention to designate the subject property

9:36pursuant to part four, section 29,

9:39of the Ontario Heritage Act.

9:41Report recommending council publish

9:43its intention to designate the property is being prepared

9:46and will be brought forward to council next month.

9:49So in terms of the land uses surrounding the site,

9:51immediately to the north across Clare Road East

9:54are single attached dwellings and townhomes.

9:57Immediately to the east is a large residential lot

10:00with frontage on Clare Road East and Kilkenny Place.

10:04Immediately to the south are two large residential lots

10:07which frontage on Kilkenny Place,

10:09one of which contains lands

10:10which form part of the city's natural heritage system.

10:13And then to the west is a large residential lot

10:15with frontage on Clare Road East

10:17that contains and abuts lands

10:18which form part of the city's natural heritage system.

10:23All right, so the property is designated

10:25medium density residential in the city's official plan.

10:28This land use designation is intended to provide

10:30a variety of medium density residential housing forms

10:32and types, including multiple unit residential buildings

10:35such as townhomes and apartments.

10:40All right, so the subject lands

10:41are annexed from the township of Pushland in 1993

10:44and are currently zoned agricultural A2

10:47under the township of Pushland Zoning Bylaw.

10:50Under the 2023 comprehensive zoning bylaw,

10:53the subject lands are zoned urban reserve, UR1.

10:56This zone permits conservation uses

10:58and legally existing uses buildings and structures.

11:03Under the 1995 zoning bylaw,

11:05the applicant has requested to change the zoning

11:07to a specialized residential townhouse zone, R3A.

11:12The specialized regulations proposed for the zone

11:14include a minimum lot area of 120 square meters per unit

11:18whereas 150 square meters per unit is required,

11:22a maximum density of 85 units per hectare,

11:25whereas 16 units per hectare is permitted,

11:27a minimum private amenity area of nine square meters

11:30per unit and specific regulations

11:32to clarify the location of private amenity areas,

11:36whereas 10 square meters per unit is required

11:38for above grade units and 20 square meters per unit

11:40for ground level units.

11:44Furthermore, a maximum of 24 units in a row,

11:47whereas a maximum of 12 units in a row is permitted

11:49and whereas a maximum of eight units in a row is permitted

11:51where units are adjacent to a public street.

11:54The driveways associated with the units containing garages

11:56to contribute to the visitor parking requirements

11:58for those units and the inclusion of a severability clause

12:02to ensure the site-specific policies

12:03apply following condominium registration.

12:07All right, so under the 2023 comprehensive zoning bylaw,

12:11the applicant has requested to change the zoning

12:12to a specialized medium density residential stick zone,

12:15an RM stick zone.

12:18The specialized regulations proposed for this zone include

12:22a minimum private amenity area of nine square meters per unit

12:25and specific regulations to clarify the location

12:27of private amenity areas

12:29whereas 10 square meters per unit is required

12:31to exempt the zone from the minimum exterior side

12:34and rear yards from private streets,

12:36back of curb or sidewalk or a lot line

12:38whereas the minimum exterior side yard

12:39of 4.5 meters is required

12:42and an amen rear yard of 7.5 meters is required

12:44from private streets, back of curb or sidewalk or lot line.

12:48Termit surface parking be located anywhere on the subject lands

12:50provided to set back three meters from the front lot line

12:53whereas parking spaces are required to be located

12:55in an interior side or rear yard

12:57and set back three meters from any lot line.

13:01Termit dryways associated with units containing garages

13:04to contribute to the visitor parking required for those units.

13:09To permit more than 75% of parking spaces

13:11be provided as surface parking spaces

13:14whereas a maximum of 75% of parking spaces

13:16are to be provided as surface parking spaces.

13:22To exempt the zone from the long-term

13:24bicycle parking requirements

13:25whereas one long-term bicycle parking space per unit

13:27is required for each unit

13:29where individual garages are not provided.

13:32To exempt electric vehicle parking spaces from the zone

13:36whereas a minimum of 20% of the total required parking spaces

13:39are to be provided as EV parking spaces.

13:42Termit 10% of the total required parking spaces

13:45be provided as design electric vehicle parking spaces

13:48whereas a minimum of 80% is required

13:51and to include a severability clause

13:52to ensure the site specific policies

13:54apply following condominium registration.

13:57So in terms of the proposed development

13:59the applicant is proposing to construct

14:01eight townhouse blocks consisting of a total of 136 units.

14:04A portion of the existing two-story stone dwelling

14:06that is listed in the city's municipal register

14:09of cultural heritage properties

14:11is proposed to be demolished

14:13along with the existing foundation.

14:15The remainder of the dwelling is proposed to be retained,

14:17conserved and relocated to the central common amenity area

14:20atop a new foundation and used for amenity purposes.

14:24Access to the site is proposed on Glare Road East

14:26directly across from Totendrive.

14:30A total of 198 parking spaces are proposed

14:32including 40 garage parking spaces

14:34and 40 driveway parking spaces

14:37and 118 surface parking spaces,

14:3920 of which would be provided as visitor

14:41including six accessible parking spaces.

14:45Two different townhouse unit types

14:47are proposed for the development.

14:49The four blocks facing Glare Road East

14:52will include integrated rear garages for each unit

14:54which are accessed from the internal private road

14:57with primary entrances and front porches

14:58for each unit facing Glare Road East.

15:02And then the four blocks along the southerly portion

15:04of the site will be traditional stacked townhouses

15:06with the primary entrances facing the internal street.

15:11Staff's review of this application

15:13will address the following issues,

15:14evaluation of the proposals conformity

15:16to the 2020 provincial policy statement

15:18and a place to grow growth plan

15:20for the greater Golden Horseshoe,

15:22evaluation of the proposals conformity

15:24with the official plan,

15:25review of the proposed zoning

15:27including the need for specialized regulations,

15:30review of the proposals land use

15:31and built form compatibility

15:32with adjacent established land uses,

15:36review of the proposed site layout,

15:38built form, parking, pedestrian connections,

15:40cultural heritage resource conservation and site servicing,

15:45review of supporting documents

15:46submitted with the development application,

15:48review how the proposed development addresses

15:50applicable sections of the community energy initiative update,

15:54review alignment with the city's affordable housing strategy

15:56and address all comments and issues raised

15:58during the review of this application.

16:00Once the application is reviewed,

16:01a staff report with recommendation

16:03will be considered at a future council meeting.

16:05Any issues raised at tonight's public meeting

16:07will be noted by planning staff for future consideration

16:09as we continue to evaluate and review this application.

16:12And if anyone in attendance tonight wishes to stay informed,

16:16please contact planning services via email

16:18at planning at gulp.ca.

16:20Thank you very much.

16:21And I would be pleased to answer any questions

16:23that I understand the owner and applicant

16:24are here as well tonight.

16:27Great, thank you so much for the staff presentation there.

16:31What we'll do is we'll just quickly move

16:33to the signed up delegation

16:36and we'll save any questions until after that's done.

16:40So it looks like we have Emily Elliott.

16:44Are you in the room?

16:46Yes, welcome.

16:53And Emily, I don't know if you heard earlier,

16:57but you have no more than 10 minutes if you need it

16:59and you'll hear a chime at nine minutes and 30 seconds

17:02just giving you the warning, okay?

17:03And then just stick around

17:04if there's any questions afterwards,

17:06I'll turn it over to you, go ahead.

17:07Okay, great, thank you.

17:09Good evening, Mayor Guthrie and members of council.

17:11My name is Emily Elliott and I'm with MHBC planning

17:15and we're the applicants with respect

17:16to this Stoning By-law Amendment application

17:18for 331 Clair Road.

17:20Thanks to Ms. McCormick for providing a thorough presentation.

17:24Ms. McCormick provided a very accurate

17:26thorough overview of the application.

17:28So I'll try to be brief when describing things

17:32through my delegation tonight.

17:34So can we please move to the next slide

17:36or can I do it with us?

17:38The green arrow, thank you.

17:40The subject lands are located in the south part of the city.

17:43They're on the south side of Clair Road east

17:45between Victoria Road south and Gordon street.

17:48They're presently contain a stone house,

17:51an accessory building and some vegetation.

17:53The existing buildings on the site

17:55are currently vacant.

17:57The lands have an area of 1.65 hectares

18:00and there is existing municipal services

18:03in the vicinity of the site

18:04that can service the proposed development.

18:07And the site also has access

18:08to existing public transit infrastructure.

18:11The site is surrounded by residential uses,

18:14including the Westminster Woods subdivision

18:16on the north side of Clair Road

18:19and large residential lots to the east, south and west.

18:23There is an existing elementary school

18:24within the Westminster Woods subdivision

18:26and there are parks located to the north

18:28and the west of the site.

18:30These sites also located proximate to commercial uses

18:33at the intersection of Gordon street and Clair Road.

18:39I'll now provide a brief overview

18:41of the concept plan for the development.

18:43So as noted, the proposal is to develop the site

18:46as a stacked townhouse development.

18:48There's a total of 136 units

18:50within eight stacked townhouse blocks

18:53and there are two different types of units proposed.

18:56The four blocks along Clair Road are stacked townhouses

18:59which have a main front entrance that faces the street

19:02and an integrated garage and driveway at the rear.

19:05There are 40 of these units within four blocks

19:08and I have renderings of those

19:09that we'll see in the next couple of slides.

19:12The units at the rear of the site

19:13are the more traditional stacked townhouse built form.

19:16They do not feature garages

19:18and they're oriented toward the internal roadway.

19:21The site has access from Clair Road

19:24and the location of the access is aligned with Tolton Drive

19:28and parking for the proposed development

19:30is accommodated through surface parking spaces

19:33as well as garages and driveways.

19:35There are 198 spaces including 118 surface spaces

19:39and 40 garage spaces and 40 driveway spaces.

19:45The proposed development features

19:46a large central amenity area

19:48that's been designed to accommodate opportunities

19:51for a range of different recreational uses

19:54including a play structure or a seating area.

19:57Details regarding the specific programming

19:59of the amenity area will be determined

20:01through the site plan stage.

20:03There's also a significant landscaped area

20:05within the site that's centrally located.

20:08This provides opportunities for additional landscaping

20:12as well as to provide a walkway through the site

20:15and it also serves to break up the surface parking area.

20:18Pedestrian circulation has been considered

20:20through the design,

20:22including the placement of walkways and sidewalks

20:24such that residents will have access throughout the site

20:27including to the amenity area and to Clair Road.

20:31The existing house on the site is proposed to be relocated

20:34from its current location to the central amenity area.

20:38The house is currently listed

20:39on the city's municipal heritage register.

20:42So the relocation to the amenity area

20:44offers an opportunity to preserve the house

20:47and adaptively reuse it

20:48thereby ensuring that it's conserved for the long term

20:52and maintained.

20:53The location of the house was considered

20:55through the design of the concept plan.

20:58The proposed location was determined such

21:00that it would be aligned with the driveway

21:02and maintain visibility from Clair Road

21:05and also located so that it serves as a focal point

21:08for the development both visually

21:11and within the amenity area.

21:13The proposed development, as I mentioned,

21:16will be serviced by existing municipal infrastructure

21:20and the grading strategy is to match perimeter

21:23and road grades.

21:25The site is supposed to be developed

21:27as a condominium community.

21:29That means that managing maintenance of the community

21:33will be the responsibility of the condominium corporation.

21:36So this includes all landscaping and snow removal

21:38as well as maintenance of the amenity space

21:40and the relocated building.

21:43The stacked townhouse built form of development

21:46contributes to the provision of housing

21:48to address the missing middle.

21:49It's a medium density development

21:51that's of a compact built form

21:53and compatible with the surrounding neighborhood.

21:55It offers housing choice within the community

21:57and also includes two different housing options

21:59within the site.

22:02The next couple of slides illustrate conceptual renderings

22:05of the development and in each case,

22:07the final design including material selection

22:09will be determined through the site plan process

22:11in coordination with staff.

22:13The intent is that the design of the entire development

22:16will be cohesive and compatible with the community.

22:19So this is the rendering of the stacked townhouse

22:23that has internal garages

22:25and this would be a view from Clair Road.

22:29So this rendering illustrates the intent

22:31to have doorways at the front and front porches

22:35as well as walkways connecting to a sidewalk.

22:39And you can see that there is private amenity area

22:41in the form of balconies for each of the units.

22:44There's also space between the block of units

22:48and the street to allow for some landscaping.

22:51The intent here is to achieve a very visually appealing

22:54and active streetscape.

22:57And this next slide is the rear of those units.

23:03So you can see how the integrated garages

23:05are included for each unit.

23:07And you can also see the private amenity spaces

23:10the rear of those units.

23:14The next two slides show the elevations

23:16for the stacked townhouses

23:17that are the more traditional built form.

23:20And so you can see that these are oriented towards

23:24the private driveway within the site.

23:27And there is private amenity space for each of these

23:30in the form of a balcony or a sunken terrace

23:34for the lower level units.

23:36And that's just another image of those stacked townhouse units.

23:40And you can see that there's also the ability

23:42to provide landscaping between these units

23:45and the internal driveway.

23:50So the next few slides go over the policy

23:52and zoning framework and Ms. McCormick did provide

23:54a good overview of that.

23:55So I'll be fairly brief.

23:58So the subject lands are within the built up area

24:00and they're designated medium density residential.

24:03This designation allows for a maximum building height

24:05of six stories and a density of 100 units per hectare.

24:09The proposal is for a multiple residential development

24:11that has a density of 83 units per hectare.

24:14So the proposed unit type height and density

24:16are all permitted by the official plan.

24:18And the development has been assessed

24:20in the context of the development criteria

24:22for multi unit residential buildings and intensification.

24:25And it does meet those criteria.

24:28So in terms of zoning,

24:30there was a good overview of that previously.

24:32So this proposal seeks to rezone the subject lands

24:36to a specialized cluster townhouse zone under the 1995 bylaw

24:41and a specialized medium density residential zone,

24:44residential six zone under the 2023 bylaw.

24:48The 2023 bylaw is still under appeal.

24:51So the site specific provisions are subject to changes

24:55that bylaw moves through the appeal process.

24:58So this slide includes a really brief summary

25:01of the site specific provisions to the 1995 bylaw.

25:05The first two are related to the density.

25:08So the density would be 85 units per hectare

25:10and a minimum lot area of 120 units.

25:13And that implements the density

25:15permitted by the official plan.

25:17We're also requesting for a minimum private amenity area

25:20of nine square meters per unit,

25:21as well as some specific regulations related to that.

25:25And that's to clarify the type of amenity,

25:29private amenity space for stacked townhouse units.

25:32We're also asking for 24 units in a row.

25:35And that again,

25:36is to just reflect the stacked townhouse built form.

25:39We're also requesting that the driveway parking spaces

25:42for the stacked townhouses that feature garages

25:45be recognized as visitor parking spaces

25:48for those units only.

25:50And that is to a fairly typical approach

25:53to provide visitor parking spaces within a driveway

25:56and within the large central parking area.

25:58There's 28 visitor parking spaces

26:00that can be used by any resident

26:02or visitor to the development.

26:06And finally, there is the severability clause,

26:09which is really just to ensure

26:10that the regulations are applied to the site as a whole

26:14through any future applications.

26:16I would also note that as Ms. McCormick noted,

26:19there are site specific requests

26:21related to the under appeal 2023 bylaw.

26:24And we did provide an analysis of those

26:26in the planning justification report

26:29that we provided in support of the application.

26:31And I haven't gone into a great deal of detail this evening

26:34because as I mentioned,

26:35those provisions are all under appeal subject to change,

26:38but we'll continue to work with staff.

26:41So prior to filing the zoning bylaw amendment,

26:43we did have a pre consultation with city

26:45and we filed all the reports required

26:47for a complete application.

26:48And we had a neighborhood meeting as well

26:50in advance of the application.

26:52So in conclusion,

26:54the subject lands and the proposed development

26:57are consistent with the provincial policy statement

27:00that conform to a place to grow

27:01and represent intensification in the built up area.

27:04They conform to the Guelph official plan,

27:06the proposed use height and density are permitted.

27:10That's it.

27:11Perfect.

27:12You can read the rest of my conclusion.

27:13Permitted, period.

27:15Yeah.

27:16Well done, well done.

27:17Thank you.

27:18We knew where you were going there, so that's okay.

27:21Thank you for your presentation.

27:22Let me see if there's a question at all.

27:24I'll go to, which makes sense here,

27:26ward six counselor with the first question.

27:28So counselor work.

27:30And then a Kate after that.

27:32Thanks very much, Marigoth three.

27:34So I'm not going to complain about density or parking

27:36because I'm thrilled that this is coming to fruition.

27:40I do have a question though.

27:41This is really close to the intensification node.

27:44There will be eventually really great bike lanes.

27:47So help me understand how the exemption

27:51from the bike parking works in that space.

27:55So it's going to be the proposal is one bike space

27:58per dwelling if they don't have a garage, right?

28:02So can you help me understand

28:03like you've got a family living there.

28:04They only have one bike space.

28:06And we're saying they need less parking

28:07because they're in this area

28:08with all existing transit and bike lanes.

28:11So why the significant reduction in the bike parking?

28:15There's a few, a couple of things.

28:19Part of it is the status of the 2023 bylaw is not enforced.

28:23So just for simplicity, it was, you know,

28:27not included in the application.

28:29There will be a bike parking provided on the site.

28:33But we think we can figure out what's appropriate

28:36through the site plan application process

28:39in terms of the type of parking spaces

28:41and the location for them as well.

28:42So the bike parking spaces have,

28:45we're requesting just an exemption of them

28:47so we can work through that at the site plan stage.

28:50Okay, thanks.

28:52Through you, Mayor Guthrie, I've got a few more.

28:54Similar question with respect

28:56to the exempting electric vehicle parking spaces.

28:59So you're asking for 10% instead of 80%.

29:04How does this translate for people?

29:05By 2035, you can't even buy a gas-fueled vehicle anymore.

29:10So what's the impact on the residents?

29:13Right, and through you, Mayor Guthrie.

29:15There's a similar response in that

29:17the bylaw requirements are under appeal and subject to change.

29:22And so this is something that we think

29:24we can work through at site plan with staff

29:26and provide appropriate electric vehicle parking

29:31to satisfy the requirements of the future residents here.

29:36Okay, and I'll ask staff what that means

29:38if that's an undertaking from you or how that works, okay?

29:42Mayor Guthrie, just two more.

29:44I'm looking at the play amenity area

29:48and it's in the middle of the parking lot, right?

29:50So if you're a kid or a young family in this area,

29:54there won't be anything around you for quite some time, right?

29:57The rolling hills piece, it still needs to come together.

30:00And so if you're young and you need to cross,

30:04you have to cross the parking lot

30:05to get into that play area or cross Clear Road, right?

30:10So have you considered, would you consider

30:13shifting that landscaping around

30:15so that there is a way for people

30:16to get to the play structure and the building

30:19in a way that is a little bit safer

30:21and not having to walk through the parking lot?

30:24And again, through the mayor,

30:25we can look at appropriate pedestrian connections

30:29through the site plan process to ensure

30:31that there's safety to get to the amenity area.

30:33Great, and then my last question through you, Mayor Guthrie,

30:38what are the, how does it work

30:41when you're anticipating the required connection,

30:43pedestrian connection for future connectivity?

30:46So how will this piece,

30:47you're the first piece of the puzzle really on that

30:51south side of Clear Road, how will that connect?

30:55Where are the opportunities?

30:56Where do you leave apertures to connect

30:58to other developments that will come in around you, right?

31:02So again, so that people can,

31:04Councillor Caron says this all the time,

31:06run to a friend's house, et cetera.

31:07So how do you forecast this piece

31:11will fit into the larger hole?

31:13And through the mayor, there is a sidewalk,

31:16there is no sidewalk currently on Clear Road

31:18at this location.

31:20So this development will include

31:22a sidewalk connection along Clear Road.

31:23So that's the kind of the first piece

31:25of the puzzle, I think.

31:26And then through future applications for surrounding land,

31:30something that could be considered,

31:32but at this point, there are no applications

31:34on adjacent land.

31:35So we have not accommodated any connections

31:40to a future development.

31:41Okay, great.

31:42And Mayor Guthrie, if I could just have one more question

31:44through you to our delegate.

31:47You're asking for minimum private amenity area

31:51to be half of what is required

31:53for the stacked towns above grade.

31:58Can I ask you what the justification is for that?

32:00I understand, you know, one less meter for the below grade,

32:03but why half of the minimum private amenity area

32:08for the stacked towns above grade?

32:12Through the mayor, I'm just double checking that.

32:14I believe that the reduction is,

32:23the 10 square meters applies to stacked townhouses

32:26above grade and the 20 square meters applies

32:29to stacked townhouses at grade.

32:32So it is a minor reduction to the private amenity area

32:36for the stacked townhouses.

32:39Okay, great.

32:40Thanks very much.

32:41Thank you.

32:42Thank you, Councillor Katelyn.

32:45Thank you through you, Chair, to the developers.

32:49So I was just wondering, and I know first off

32:52that this is not a part of the Ontario Building Boat,

32:54so I know you're not required to do this,

32:56but I'm just wondering,

32:57are any of the units entrances wheelchair accessible?

33:02And through the mayor,

33:03that's something that we can look at

33:04through the site plan application.

33:07Great, thank you very much.

33:07I haven't got to that level of detail.

33:09Thanks.

33:11Okay, great, are there any further questions?

33:15Okay, no, except for me.

33:18Just wondering, all developers are gonna be upset

33:22that I went to Copenhagen for a week

33:24and I saw how they do stuff

33:26and now I'm gonna start asking.

33:27So in a development like this,

33:31to kind of create community within that development,

33:33they would offer like an area where there could be

33:36that common amenity space could also be

33:38like a community garden.

33:40Is that something that you would consider doing in this

33:43because of the community that's there to provide for them?

33:46Or is that something that you would always leave up

33:48to the Condo Corp after it's created?

33:49Like at what point could you try to maybe provide that

33:53as something that land or that area for them to use

33:58for community garden space?

34:00The initial programming of the amenity area

34:02will be determined at the site plan stage.

34:05So it's something we can think about.

34:06Okay, think about that one.

34:07Let that grow on you.

34:10And then, yeah, sorry, my other question was just around

34:13the electrical vehicles as well.

34:17It just seemed, I'll just blunt about it,

34:19it just seemed like a pretty big drop from 80% down to 10.

34:23It just kind of hit me a little bit.

34:24And I didn't talk to Councillor O'Rourke at all,

34:26but I was just thinking kind of the same thing.

34:29We're only like 10 years away basically

34:31from when cars in Canada are gonna all be electric

34:35and just trying to think of the future residents there

34:37a little bit.

34:38It's always easier to implement these things

34:40when the grading is happening,

34:42when the digging is happening.

34:44It's always easier to lay that pipe or lay that line

34:47or lay that electrical at that point.

34:49But I respected your answer.

34:52I just wanted to just say that out loud

34:54before you walked away as well.

34:55That if you could look into that a little bit more,

34:56I think that's fair.

34:59As well.

35:00Okay, thank you very much.

35:02There's nothing further.

35:03I appreciate it.

35:04Thank you.

35:05So Council, what happens next is

35:06because this is a statutory meeting,

35:09we have to just allow anybody else,

35:10if they would like to just have a conversation about this

35:12to give us their thoughts for a moment.

35:15So you're gonna see a number come up on the screen here,

35:18folks, I'll just say it out loud.

35:19519-837-5603.

35:24Again, that's 519-837-5603.

35:28If you'd like to call in,

35:29if you're interested in this development

35:31to give your opinion, our clerks can answer you there

35:35and put you on hold.

35:36We're gonna just ask in the room here,

35:38is there anyone else that wanted to delegate

35:39just to this particular one?

35:42No, okay, thank you.

35:43So we are gonna take a break for about four or five minutes

35:46or so just to see if someone does call in on this.

35:49And we'll come back to you in just a few moments

35:51to see if there's anyone else, okay?

39:53Okay, everyone, I'll just call the meeting back to order.

39:55We did have someone else call in on this one.

39:59And so the name is James Nagy.

40:04And James, I believe you're on the phone.

40:09Oh, okay, not yet.

40:10Clerks are just, okay.

40:14Hi, James, it's Mayor Guthrie, can you hear me okay?

40:19And James, if you hit star six on your phone,

40:23you'll be unmuted, star six.

40:33Hi, James, thank you very much for joining us.

40:36You have up to 10 minutes if you also need it

40:40on this particular site.

40:42So I would welcome you to give your delegation now.

40:45Thank you.

40:47Thank you.

40:48Overall, we're pleased with the concept

40:51of developing this land.

40:53We do have a couple of questions

40:54and they revolved around the balancing lands

40:58that surround it and the development

41:00and how they fit in along with this development.

41:04And Mr. Rourke made some very good comments

41:08about connectivity and how it all fits together.

41:11And we'd like to know, you know,

41:13if we're developing the lands that are around it

41:15and it will happen within, you know, in the near future,

41:18hopefully, how do the road connections, sewer connections

41:22and how does that all come together?

41:26We'd like to make sure that engineering

41:28and planning look at that as a whole.

41:30We've already had that type of conversation.

41:32So we know that's on the front of their mind.

41:36This plan does not offer any trail systems.

41:39They've reduced all the setbacks,

41:41but again, the zoning does sort of permit that

41:45if you look at what our targets are for zoning.

41:49I totally agree with your comment,

41:52Mayor Guthrie, with respect to EV charges.

41:55If they're not going to install the charges at this point,

41:57they should at least put in the conduits

41:59so that in the future that they can allow that

42:02because that is going to be the future.

42:05And you're right, to dig it up later on

42:07is going to be extensive, if not impossible.

42:10And it's going to be a burden to the owners down the road.

42:13So they should recognize some form of input costs

42:19there to make sure that that's addressed.

42:21With respect to the house that they suggest they're moving,

42:27I don't know what the measurement of it,

42:29but it looks like it's a fraction of the size

42:32of the existing house.

42:34I don't know if it's protected,

42:37do they need to remove and keep it with the same size or not?

42:42But that's your call,

42:44just something to bring in front of council for consideration.

42:50And with respect to, we live at one tail canyon,

42:54we side onto this property.

42:57This proposal lasts for a very minimum sidewalk.

43:04And I'm okay with that,

43:05but then I would like to see a fairly large privacy wall.

43:09And I'm sitting with Steno Carniello right now,

43:10which is the neighbor behind,

43:12he would like to see the same with not just five or four

43:17or five foot pine trees,

43:19we like to see substantial privacy trees

43:22that do protect the privacy that we've enjoyed for 25 years,

43:26until such time as we do develop.

43:29We encourage the development,

43:30we're not trying to hinder it,

43:32but we'd like to see these things recognized.

43:36And another concern would be the stormwater.

43:40You've got a lot of runoff.

43:41I don't think they have enough parking spots,

43:43but that's with people doing walkability community.

43:49Iraq made a very good comment about bicycles.

43:51You can't just say, yeah,

43:52you're gonna have one per household

43:54when you've got two, three kids.

43:57So I think that needs to be looked at.

43:59And then where's all that runoff gonna go to

44:02and how is that stormwater gonna be addressed?

44:04All these things are gonna go through the planning system

44:07as you move forward.

44:08I just wanna bring them to attention

44:09that these are concerns we have,

44:11but more so or most importantly,

44:13we'd like to know how we can take this as a whole community,

44:18because together collectively we have about 30 acres.

44:21And that's pretty much all I've got to say.

44:22I like the plan.

44:24It's high density.

44:25There's no question about it.

44:27And as long as it's done respectfully,

44:29we should be good with it.

44:30But how does it fit in with the rest of us?

44:33Does it respect us?

44:34Or is it told to me to come through to service us?

44:37Where's the access coming off from Clair Road?

44:40Where did buses, is there any bus indents

44:43where buses can pull over?

44:45They go over in front of food basics.

44:47They park right on Clair Road to have their breaks

44:49because they're not allowed to pull off to the side.

44:51And it's a traffic jam.

44:53We have an opportunity here to have, you know,

44:56a place where a bus can pull over and things like that.

44:58Make sure that the flow of traffic is continuous.

45:02I think we need some light somewhere between Farley

45:07or not Far, I think it's Farley,

45:08but somewhere along this corridor,

45:13from Dallin to Victoria to calm traffic

45:16because you're gonna have, by the time this thing all develops,

45:20there can be a lot of housing units in this area.

45:23So all those things are top of mind to us.

45:27But overall, good plan, good presentation,

45:31but there is still work to be done.

45:33And I wanna thank you and Council for your work.

45:37Okay, thank you very much, James.

45:38Let me just see if there's a follow-up.

45:42Okay, there isn't.

45:43Thank you very much for calling in.

45:44We appreciate it.

45:46Thank you.

45:48Okay, so Council, it's back to us

45:51before we go to any questions.

45:53Can I at least just get the motion

45:55to receive this application on the table for us?

45:58Claes and an Ault will do that.

46:00Thank you very much.

46:01For anyone listening or in the room or watching this later,

46:05this moment is not us approving or not approving something.

46:08This is just us formally accepting the application

46:12in that goes back to staff.

46:14But this is a time for anything else for Council

46:18to let staff know that has not already been stated.

46:23So anything new, feel free to jump up

46:26and say what you wanna say at this time.

46:28I'll go O'Rourke, Chu and then Claeson.

46:33Thank you, Mayor Guthrie.

46:34I don't actually have questions for staff.

46:35I've just got comments.

46:37So I'm happy to see this project moving forward.

46:39It had an OMB decision a number of years ago.

46:42I think when it was still called the OMB, believe it or not.

46:45And this is the right place for that kind of density.

46:47They are existing services.

46:49There's transit on this road.

46:51There's good walkability to all those services.

46:53And I know the folks in Dowland Drive,

46:56they really do walk to whatever it is

46:58that they need as much as possible.

47:01So I really appreciate that.

47:03I would have been okay with more height there,

47:05but you do you appreciate that you did the community meeting.

47:09And I love the protection of the farmhouse.

47:13So I know that Heritage Guelph has expressed some concerns

47:16and people aren't too sure,

47:17but Reeds has done an excellent job preserving farm homes

47:22in the Westminster Woods subdivision.

47:24And I really look forward to seeing how that's converted

47:27into an amenity space.

47:29I think that is lovely.

47:31My concerns, remaining concerns are

47:35that minimum private amenity area

47:37for the stacked units that are above grade.

47:39It's actually half of what our bylaw says.

47:45And the reason I say that,

47:46it won't be easy to access green space there

47:49for a very long time.

47:50They'll have the development or the play area in the middle,

47:54but until all of Rolling Hills is developed,

47:58it's a heck of a walk to the Park at Dowland Drive.

48:03And they would have to cross Claire Road

48:04to get to any other green space.

48:06So little concerned about that.

48:08The lack of visitor parking and the concept of sharing,

48:13we talk about parking a lot.

48:14People have shovels and sports equipment

48:19and things in their garage or another vehicle,

48:21or they work in trades and they need two vehicles.

48:24So I will leave it to staff to parse that out.

48:28The bike parking, the low bike parking is a concern

48:31and we don't have any input at site plan.

48:34But if the promise of this,

48:37living on a main arterial road

48:39is that you can bike or take tram,

48:41then we really need for people to be able to have a bicycle.

48:46And I think one per unit is too low.

48:48There is a reference and same on the vehicle chargers.

48:51There's a reference to the school being there

48:53and walkable and that's all true.

48:55We have to acknowledge that the kids currently living

48:57in the Dowlands subdivision are bused to Court Wright Hills

49:00because the schools are quite a capacity.

49:03So yes, there's a school there.

49:05Residents won't necessarily be able

49:06to send their kids there.

49:08So overall, really happy to see this moving forward

49:13and really look forward to seeing what the end result is.

49:17Thank you, Councillor Chew.

49:19Thank you, through you, Mr. Mayor.

49:21First of all, I just wanna applaud the applicant

49:23for working with the residents and for this design.

49:26It's actually quite well done.

49:28And I think we have to acknowledge

49:31when there is a lot of intentionality put into

49:34curating a development that meets

49:37some of our residents' expectations.

49:39I really like the relocation of the farmhouse.

49:42I know there are some concerns about whether or not

49:47that would do any damage to the existing structure,

49:50but I think it serves as a nice gateway

49:52towards the Tolden Drive and towards Westminster Wood School.

49:57I do have a comment and I'm just basing this off

50:01of my initial look at things.

50:04I know this is a specialized medium density residential,

50:08but just through the zoning change,

50:10I think maybe there can be opportunities

50:13to consider pushing the frontage closer

50:16towards the property line, maybe even just for one meter.

50:19That way you can consolidate the landscape area

50:23and central money space.

50:24And I think that extra one to two meters,

50:26it would actually do a lot of wonders for you

50:29if you wanted to consider future programming opportunities,

50:32like the mayor had mentioned with community gardens.

50:35I think if there's any opportunity to utilize

50:39your square footage to consolidate the landscape area,

50:43it would serve for a better function in the space.

50:46And I just make that note because there are exemptions

50:51towards the rear setback.

50:53So just because we are doing a zoning by law change,

50:58perhaps we can be a little bit creative

50:59and more tactical when we're analyzing

51:03the site plan as a whole.

51:04So overall great development.

51:06I appreciate the use of Lumion.

51:08It really shows the materiality,

51:11which is a great choice, I think, for this area.

51:14So well done and thank you so much

51:16for putting this forward.

51:19And Kossin, please.

51:21Thank you, Mayor Guthrie.

51:23I have a question with regard to the caller who called in

51:28Mr. Negi.

51:30He asked about the reduction of the heritage building

51:34on the site in size.

51:36And I just wanted to confirm if that was true,

51:38if the house size is being reduced.

51:44Through you, Mayor, to the Councillor.

51:45So yes, the heritage impact assessment that was submitted

51:49and reported on at Heritage Guelph on Monday

51:53does have the rear portion, the rear addition,

51:55I removed as part of the proposal.

51:59Okay, thank you for that.

52:00And just a comment really.

52:03I really liked the integration of the stone building

52:07into the design.

52:08I really liked how you can see it from the street as well.

52:11I think it's a really good nod to the heritage of the area

52:15while still reflecting a modern Guelph.

52:18And the design is really nice.

52:20And I think it's so important,

52:22as we're looking to the future,

52:24to be able to integrate the past into these developments.

52:27And I am appreciative of the adaptive reuse

52:30that's been integrated here.

52:31So thank you for that.

52:35Hearing nothing further is, oh, sorry,

52:38Councillor Caron first before I call the vote, go ahead.

52:42I thank you.

52:42Just also comments regarding the heritage resource

52:47back before the OMB hearing.

52:49I know we talked a lot about it remaining in situ.

52:52I know a lot of work's been done

52:53in terms of the heritage impact assessment.

52:55So I want to respect all of that.

52:58I'd like staff to consider that when this comes back,

53:02that there are conditions specifically related

53:05to the retention.

53:06Moving the stone house comes with risks.

53:10I think one of my fellow Councillors commented

53:12that REEDS has an excellent history

53:14of incorporating heritage buildings

53:16into their subdivisions.

53:18I don't dispute that.

53:19Some are replicas and in some cases

53:22we've had buildings destroyed through vandalism or fire

53:27before development was able to take place.

53:29So a condition to provide, say fire safety systems

53:37to ensure that the building stays intact

53:39prior to development, conditions related to rebuilding

53:45if something happens during the risk of moving.

53:49So if staff could consider those as potential conditions

53:53in the zoning, whether that's a zoning,

53:56I know we do conditions on all kinds of things

53:58about net zero and recycling materials.

54:03Also, I believe we have a standard clause

54:05about recycling building materials.

54:06So with the summer kitchen, there's really good stone,

54:09field stone and granite there

54:10that could be incorporated into landscape feature as well.

54:13So if staff could consider some of those conditions,

54:16if we're going to do an adaptive reuse,

54:18let's do a great job of it.

54:21And thank you to REEDS for incorporating it into the plans.

54:26All right, thank you.

54:28All right, before I call the vote,

54:30I'll just say ditto to Councillor Chew

54:34and Councillor O'Rourke's commentary there.

54:37It does look great.

54:39Wish there was maybe a bit more density,

54:42but that's just me.

54:43But I appreciate you coming forward.

54:46I'm sure it's gonna come back good.

54:48So thank you very much.

54:49It's nice to see this come together finally.

54:51So I'm looking forward to it.

54:53With that, I'll call the vote then

54:55on just receiving the application at this time.

54:58Is there anyone against that?

55:01And I hear and see nobody against.

55:03That's unanimous.

55:04So thank you very much.

55:05And again, thank you for coming and delegating

55:06and look forward to having this come back

55:09as soon as possible.